Green Building Revolution

Chapter1: GREEN BUILDINGS TODAY

In the first chapter of this book, the elements that make up a green building are basically broken down in terms of resource use. Many comparisons between the average constructed buildings vs. green buildings are established as to clarify what defines or differentiates the two. The building industry in of itself is responsible for a huge amount of carbon emissions. A figure quoted 30% in the reading. One unfamiliar with the bones of the industry would never think so much energy is wasted that can potentially be harnessed, reduced, redesigned, and managed more efficiently.

LEED (Leading Environmental Energy D…) was introduced and discussed and the many factors that go into this Energy rating system. Key factors such as sustainable site, water conservation, indoor environmental quality, atmospheric protection, material and resource use, and Innovation/integrated design. Within these categories a lot of attention to detail must be paid in the planning and construction process. In order to have this done correctly, there are certified LEED specialists. The purpose or overarching goal of LEED are also integrated. For example, a higher performing building lasts longer, is healthier for its occupants, creates a highlight in a community, and has a reduced impact on its surroundings.

In the past 10 years or so, green building niches have stemmed from governmental and non-profits to large institutions, corporations, schools, residential, and federal initiatives. Governmental and Private sectors influx of green buildings had initially acted as models to the public, demonstrating the importance of taking action against climate change. Their incentives were perhaps less complex, as they are generally long term investments with buildings that don’t change owners. The ricochet effect was in place as various forms of entities followed suit in efforts to both make a difference and stand out to the public eye. Thus more architecture, design, and build firms have adopted LEED and green building policies are strategically being put in place.

CHAPTER 2: WHAT IS A GREEN BUILDING?

This chapter becomes an informative breakdown of the composition of green buildings and how they’re often, unique engineering and design make them identified as such. In the US, LEED plays a primary guideline for the rules and regulations so to speak of a green building. It also allows for variation depending on circumstance and building type. For example, a new building vs. an existing, interior, commercial, residential, and core and shell. Within this, the rating reflects how far on the scale of energy efficiency a company goes. An important element in this process is having a third party verification. Thus, someone inside of the project that is familiar LEED process that can guide and go through the goals of a project with the design team. Then this information is sent to and assessed by someone within the USGBC. Because the LEED system is point based, it is not intended to be a competitive feature, but to bring awareness to all levels and categories of potential sustainable features. This chapter gave many examples of various buildings across the US that have implemented LEED, as well as aspects of green building that may have created ambivalence or hesitation such as working limitations with an existing space, that doesn’t necessary lend itself to the protocol. Other global rating systems were introduced that vary slightly from LEED, and may be more relevant to the given country where they were developed. However, researchers that have compared and contrasted the 5 other rating systems conclude that LEED is ‘most appropriate and credible available for evaluation of GSA projects.” I myself have heard mixed reviews and overriding crutches that LEED hasn’t always been able to address in my own studies in the past several years after the book was written. Perhaps LEED cannot fairly evaluate every possible scenario, but it seems there is enough variation in its categorical approach to be inclusive of many projects.

CHAPTER 3:THE BUSINESS CASE FOR GREEN BUILDINGS Third party certification is a key element of any building that aims to be considered a 'green building'. Though other variants are less or more emphasized by different rating systems, the process must be completed to a common standard. This standard, at first daunting to many professionals, has and is continuously becoming more common. The benefits outweigh the increase in price and time for those enterprises who are well educated on green building. The emphasis for these companies is 'how' to go about reducing costs to make realistic goals? This can be done through combination of research, financing, marketing, risk taking, and project management processes to name a few. In this context, projects can forseeably generate income through reducing energy and even generating extra energy that can be sold back. The quality of construction and familiarity with LEED and other green building techniques and standards can strengthen or hinder a project and its projected costs. Here, the larger long term value needs to be assessed by the fact that all aspects of the projects built in this manner, require less maintenance, repairs, input and additions. They are built for efficiency on every level and to last. The long term value thus increases for any owner. This doesn't even include the fact that occupants health is looked after and prioritized thus having increased potential productivity. Statistics and experience have shown this to be true. Many cities offer faster permits to buildings that are committed to LEED certification. Cities are encouraging and thus supporting efforts, through permits and federal or state wide tax breaks to make more of these projects possible. In the private sector, it has been shown that there is a faster sale, lease, and rent inventory of green buildings due to more of the population becoming educated on the associated benefits. Legal mitigation or controversy is minimized as most code standards are surpassed. Within this, environmental benefits become recognized publicly and draw recognition and positive attention from surrounding enterprises. The building becomes one with a purpose, that benefits all. The 'interdisciplinary' motive and outcome also assists in recruiting employees, for the longhaul, who know they will have a nice and healthy environment to work in.

These are all reasons why many organizations are choosing to invest in green building. Some that are committed to energy conservation recommend buying shares in a company's products. Depending on the type of organization, funding has come from different sources, sometimes private donors. The building more often than not can attract donors that want to see more and are in favor of further renovation projects, in college campuses and non-profits specifically this has been seen. The trickle down effect, innevitably launches others to peer in and learn, get involved and make a difference.

CHAPTER 4: THE COST OF GREEN BUILDING

There are a lot of misconceptions around the costs of green buildings. First, high performance is not necessarily equated with high cost. However, certain features that have withstanding value over time, are initially costly, but pay for themselves over time mostly from reduced energy costs, maintenance and replacement. Because most developers these days look at quick or immediate cost benefits, the long-term investments of green building can be overlooked or misunderstood. The durability, high quality and carefully schemed features are the result of a properly designed and constructed green building. A key element is having a good design team, consisting of an experienced developer, builder, and architect in green building. This collective pool of experienced people and process creates what’s known as an “Integrated Process” Framework, whereby various trained members of a project work together from beginning to end. This integrated design process as been shown to reduce costs as goals are set early in the process and reassessed throughout. ‘Eco-charettes are one strategic part of this, which are basically guided and facilitated idea sharing sessions. When a carefully guided process framework is established, the likelihood of mistakes down the road is greatly reduced.

Some studies have shown that is hard to prove that a green building costs more per square foot as there is so much variation in building types and variables that affect both conventional and green buildings. The higher value is what sustains the perception that green buildings are costly.

Energy savings are correlated with cost savings in many ways. There are energy paybacks for projects that create energy surpluses, save energy, and or use alternative sources of energy. More state

and federal rebates are being set in places such as tax breaks and credits. Modeling key energy using systems such as various tasks ‘researching’ materials, ‘preparing’ green specifications, ‘monitoring’ to stay consistent with goals. Also ‘documenting’ the achievement of LEED requirements, with a certified consultant. LEED in this form intends to act as a guideline or tool to facilitate and merge the greatest potential in quality and energy savings of a given project.

CHAPTER 5: THE FUTURE OF GREEN BUILDING Though this book was published about 5 yrs ago, I would say that many of it projected outcomes were accurate, such as that green building projects will become more and more common by various industries. The statistical breakdown of the types of industries that are adopting green building practices was very fascinating and encouraging. From highest frequency to lowest the order is/ was as follows when the book was written:Education, government, Institutional, Office, Healthcare, Residential, Hospitality, and Retail.

People need to be and are continuing to be educated through available public displays and information even in their home cities and towns. Though widely federally recognized, many townships and councils are promoting and utilizing green building practices. The Federal Energy Policy and Conservation Act of 2005/6 was an essential platform for the development of increased incentives for residential solar electric and water heating systems. Homebuilders were also given tax credits, up to $2000 for every energy efficient residential unit.

Motivational factors such as higher oil prices and natural gas along with an influx of a group of baby boomers known as ‘LOHAS’…Lifestyle of Health and Sustainability. This population group, which is growing are seeking more green homes and healthier living spaces.Government Incentives in given areas have prompted mandates that require building above a certain size to be energy efficient. In 2009 Washington DC for example set a law that all commercial buildings larger than 50,000sq feet must be LEED certified. Boston also established its own Green Building codes and standards.

Other Governmental groups such as the EPA implemented the Energy Star into residential areas. The American Institute of

Architecture mandated a 50% reduction in energy use by 2010. They developed terms and standards for design and construction firms for resource efficient commercial buildings.

In following this, “Architecture 2030 Challenge” which was also developed by the AIA as a challenge to industries to reduce energy use by 90% by 2030.

In the real estate market, socially responsible investment funds have been allocated to develop and foster the establishment of green buildings to be leased and sold.

Recognition of the influence of transitioning to greener spaces can have on reducing carbon emissions and energy consumption, is really a big leap toward action.

CHAPTER 6: THE INTERNATIONAL GREEN BUILDING REVOLUTIONVarious countries have developed their own green building rating programs that connect directly with their needs or desired goals. Some of these systems, such as BREEM, a European assessment tool, have been criticized for the lack of connectivity amongst professionals and specialists working on the same project.

The strength of LEED is portrayed in its collaborative framework. Often the goal or motivational factors have great variation amongst agencies seeking LEED certification, but the language of LEED is to be used by all who are part of the projects development, design, and building process.

The US Green Building Council, USGBC, is leading the international arena in the green building movement in both policy and practice. The climate change agenda, an international policy to reduce climate change and carbon in the atmosphere pivoted the movement to knock down barriers and preconceived notions. Countries are thus given clear guidelines and support on how to ad a chapter of USGBC projects in their own arena.

Motivational factors in undeveloped countries may pose variation, depending on existing infrastructure, education levels, and the health of its population. Many places are still using alternative energy and less resources, so their process may be different.

For other countries, such as Canada, drivers have been federal and provincial policies to reduce greenhouse gases. In Europe and Asia, national governments hold the reigns, and in North America municipal governments, non-profits, and private sectors. Australia has a water conservation focus, and has developed its own rating system know as “Green Star”, (also later adopted by New Zealand).

Whatever the drive, green building seems to address so many levels of sustainable development, that it has a relevant place in most regions of the world. Drivers in China for example are for public recognition and on corporate levels in larger commercial buildings. In India, the leader is Industry.

Both China and India currently have their own Green Building Councils. However, many countries haven’t had the same complexity of strategic alliance and technical know-how that the US has developed through LEED. China for example doesn’t have the level and number of trained expertise in its design firms to establish groundwork for making more green buildings.

CHAPTER 7: THE REVOLUTION IN COMMERCIAL DEVELOPMENT

Green Commercial development is growing immensely, however has very strict guidelines to be recognized as such. Third party verification is a must for its certification to go through. The private sector and government seem to have the highest momentum at this time. They are instilling the policies at the highest level. It has been shown in past trends, that with government mandates, however, there has been a lack of follow though on management and personal commitment. This is due to the lack of direct education and knowledge for those involved in the project.

Government buildings make up about 1/3 of all non-residential building construction and residential buildings make up about ¾ of the building construction market. Though government initiatives and government buildings launched the green building initiative, it’s stated that now the private sector of commercial development represents the majority of LEED projects. Private development agencies are the largest users of LEED. 25% of all LEED certified projects are commercial offices.

In this chapter some examples of variations of LEED programs were discussed in terms of strengths and benefits. For example, the first LEED-NC Platinum project was registered as a Historical Preservation. Within this project, a goal was to integrate people into the ‘sustainability pattern’ by creating mixed-use spaces where people can both live, work, and play. This project and the company that developed it targeted their goals through a “value driven, and commercially successful” business practice. Turning something old into something far more functional while conserving an element of its past.

Projects such as this, demonstrate many great examples of sustainable commercial development, including the economic factor, whereby creating green spaces, can be affordable for its tenants, and have added long-term value. There will be returns on incremental investments.

LEED-CS (Core and Shell) require precertification which can actually help developers by having a clear and thorough plan and outline to guide them through a project. Bank of America is one company that led the parade in this form of building, and now offers financing to companies that develop low emission technologies. They have also developed consumer programs that reduce greenhouse gas emissions and regulate the environmental impact of their own operation. Therefore, a company (such as BOA) can walk its talk and assist the public entity in moving forward sustainably.

CHAPTER 8: REVOLUTION IN GOVERNMENT AND NON-PROFIT BUILDINGS

Federal, state and local governments are all actively involved in the green building movement in efforts to promote energy efficient and sustainable policies. Government agencies are willing to make capitol investments, as the general focus of these projects is often research and studying design. There are also guaranteed long-term operators and owners. The government agencies are responsible for covering operating costs. In contrast, it may be more of a gamble for non-government agencies to make the initial investment in green buildings, in trying to sell to a group that hasn’t been involved in the

design/construction process and having a high turnover rate of ownership whom may all not be as invested in the same intentions.

Non-profits are also very involved in the movement, and their primary drive is to relay/communicate a message to the public. The process of creating, designing, and maintaining a green building requires a change in mindset. Non-profits create solutions to this challenge though making efforts to educate. Through education to the public, aspects of green building are broken down and highlighted to make them recognizable to the unfamiliar and curious.

The integrated design process (as spoken of earlier) is a key element in developing an adjustment in mindset. It has also been known to be key in creating a high performance building. In this process, there is more focus on the schematic design and concept in the forefront of the project. The goal is cost reduction and sometimes its neutralized. In conventional building projects, so much unnecessary time is wasted on endless revisions of construction documents, which can be minimized in the integrated design process, used by many non-profit and government projects.

In 2006, 31% of green building projects were government and 18% non-profit. Agencies such as Department of Defense, National Park Service, US army, Natural Resources Defense Council, and the like have all become contributing members. Also, many governments at the state level have and are joining the green building movement.

Government initiatives are promoting green buildings through passing legislature, executive ordinances, and policy making. This is happening on federal, state, county and city levels.

CHAPTER 9: THE REVOLUTION IN EDUCATIONEducation has an important role in the green building

movement, primarily as it has the largest market in the green building industry with well over half of new and renovation projects in the construction industry are education facilities. From private schools, to universities, to high school, and primary, the need for renovation and upkeep is constant. The average lifespan of a school building is 40 years requiring maintenance and upkeep to keep buildings healthy and students healthy. The statistics of construction projects on schools showing within the last 5 years show the following:

-54% is new building - 19% are alterations/remodeling-27% is additions

LEED is ‘leading’ the way in revamping school across the nation. Higher education buildings account for more than 7% of LEED projects. The’ reputation driven mindset of higher education facilities’ has provoked further intake of multiple reasons as to why green buildings may be beneficial benchmarks in construction plans.

An organization was developed specifically on this notion to harness the campus sustainability community, AASHE: Advancement of Sustainability in Higher Education. The purpose suits the need for schools to market their name and mission, but takes things a step further by taking action and becoming part of the sustainability movement. Practically speaking, there are obvious economic concerns about rising energy costs to run university buildings. There is also the drive to focus on improving the health and productivity of students and faculty. (Numerous studies have shown direct links with productivity and healthy and green buildings.) These schools are also driven to do what’s right, and exemplary of whom they are and what they stand for.

Within these propelling motives, are state level mandates, many of which are requiring schools to revamp their buildings to higher energy efficient codes and standards. These mandates are often now found within universities, calling for all new construction to be new green buildings.

Another added benefit of these mandates is that the buildings themselves become a direct learning project that facilitates and links an understanding of energy conservation and all the like that green buildings represent.

Elementary schools are also driven to re-establish their facilities, often pushed by societal pressures, but also many practical reasons such as improving indoor air quality, climate change, caring for the environment. Also inclusive drivers are owner-running costs, and the many benefits mentioned above. Public elementary schools have little reason to deter from these types of infrastructure improvements, as they are all state funded buildings.

CHAPTER 10: THE REVOLUTION IN HOUSING

Numerous home rating systems exist that are certifying green homes across the country. The National Association of Homebuilders has created its own set of guidelines. All certifications have the same overriding goal of creating healthier more energy efficient living spaces. As people gain more awareness as to the benefits of green homes, the demand simultaneously becomes exponential. These homes are selling well and have even boosted the construction industry.

Companies that are committed to taking sustainable approaches to home building are making efforts to educate buyers as to how energy efficiency works.

Energy Star, another home rating system has partnered with the EPA and has created a set of guidelines requiring at least a 15% energy reduction. This inspection is on-site and doesn’t requires some sort of third party verification, similar to LEED.

Two other organizations that fostered similar certifications and have partnered up are the Green Building Initiative (GBI), and Home Builders Association (HBA). The NAHB, North American Homebuilders Association, are also leaders in developing guidelines and certifications. They have assisted GBI in this process and from this, many HBA have developed slight variations of certification programs, some modeled after a successor, “Built Green Colorado.”A difference in the certification, is that most HBA projects only require self-certification, verses the more intervening process, tests and verification required by LEED for homes and energy star.

LEED for homes offers many of its projects to affordable housing and even more to multi-family complexes. It goes without saying, that it is simply more energy efficient to live in this manner, even in a conventional building, than a single family home, which has an inevitable adverse affect on the environment. One multi-family project in Canada exemplified the potential by reducing water use by 60% and energy use by 50%. Also, affordable green housing has come onto the market, in efforts to reduce and link economic and environmental hardship.

Some organizations such as ‘Green Community USA, and Global Green USA are funding millions of dollars into building affordable green housing units. Through focusing not just on energy efficiency but improving the health and safety of residence, creating access to public transport, schools, and serviced, they are ‘going

beyond green.’ Thus, creating models of environmental and social sustainability.

Modular green homes are another innovation with great potential, but the designers in the industry don’t seem to have resource efficiency at the forefront of their motive. The companies that have incorporate the use of sustainable materials and low energy lighting as well is incorporating aspects of sustainable design into the overall layout.

Overall, the green housing market is growing, but the noted limitations are the added initial costs and increased costs (vs. conventional home), limited availability, the lack of consumer education. There is also a need for builders to be educated and trained further. An increase in government incentives and tax credits would be a further motivation to move more projects forward.

CHAPTER 11: THE REVOLUTION IN NEIGHBORHOOD DESIGN AND MIXED-USE DEVELOPMENT

There are inevitable correlations between the lack of connectivity to our work, home, and shopping, places, and thus the need for increased automobile use as suburban sprawl grows. The result has not assisted obesity and other health related problems. Congress took action in the 80’s in efforts to transform these unhealthy patterns of development through the “New Urbanism and Smart Growth Movement,” which incorporated more mixed-use development.

Mixed use development which incorporates various daily activities and essentials into a pedestrian friendly zone, is in demand by businesses and maximizes the use of space. Though they take longer to complete, and often in drawn out phases, the barriers have been a drawback for some developers, but not a reason to withdraw from the market. Developers that have moved forward in ‘green’ or LEED certified mixed-use projects take a ‘triple bottom line’ approach and focus: Integrating economy, ecology (sustainability), and the environment. Because of the nature of mixed-use projects and the proximity of the businesses and residential spaces, there is an

immediate leap forward in energy efficiency. Some projects integrate other eco-minded approaches such as revitalizing historical spaces, and allowing projects to become transit ways to ease traffic and open ways for other means of transport. Within this sustainable framework, links to natural areas can be more easily accessed, thus addressing the health issues of our times.

One LEED category falls into this prospective style of development, LEED-ND (Neighborhood Development) with the ultimate goal being ‘To develop and redevelop cities and communities that are healthier, use far less energy and water, and have a much lower impact on natural habitats.’ This will intentionally challenge communities to take things a step further and potentially become net zero energy consumers.

Ideally, the effects of mixed use development will bring a new light to how we belong and or use our towns and cities, realigning our sense of place as our lives become more interwoven with the spaces that make up where we live, work, play, and shop.

CHAPTER 12:THE REVOLUTION IN HEALTH CARE

Green building in health care proposes more challenges and considerations, as many health care facilities have other legal obligations that have perhaps delayed efforts to got green. Getting organizations within facilities management to enforce issues such as air pollution and waste reduction have only become enforcements over the last 20 years.

LEED hasn’t been entirely relevant to the health care industry, as it was initially designed for offices, not specified for health care facilities. Thus, a new certification was developed known as ‘Green Guide for Health Care.’ The breakdown in types of projects and building stages, doesn’t have much variation from LEED, (maintenance, operations, renovation, new, remodeling, etc.) Because GGHC focuses on sound health care principles, the idea is that over time, phases of design will evolve to envelop aspects of green building to improve facilities. Self-assessment is required but not third party verification, (in contrast to LEED).

Projects that have gone through this certification, are integrating patient care and rehabilitation into the greening factor, such as connecting patients w nature through windows and natural

light, or teaching patients recycling. Simultaneously, in the building design, energy reduction is a key component as well as reducing use of toxicity in materials to improve patient health.

Non-profit organizations are the largest representing group on green hospitals, which perhaps reflects the fear of cost, or drive for many sought out by other types of organizations. Universities, whose link to hospitals enable the grounds to be used for research and learning, and can thus be used by the university.

Getting green building and sustainability concepts to the executive levels of design teams will have the trickle down effect, or influencing other people involved in a project. There need to be practical incentives that are sought after such as positive community public relations, and designs that positively affect human health. Currently, there is a disconnect in how environmental design and ecological materials can have positive influence on the inhabitants of a hospital. This is what needs to change and be addressed at the CEO level, where decisions are made. Reflecting such decisions would only make sense for the health care industry, having their facilities reflect what they are promoting.

A primary component to address is indoor health quality, and how can the design address this and have proven positive outcomes on healthcare.

Some barriers to moving projects forward are logistical fact that these facilities are required to keep out disease and infection. Every change must be carefully dissected and the entire process takes longer than most other types of projects, which can be a deterring factor in going through with a green project. A clear list of benefits must be stated and established from the beginning.

CHAPTER 13: THE REVOLUTION IN WORKPLACE DESIGNThis chapter breaks down how to create healthier workspaces

and the importance of doing so. It is often overlooked in attempts to get as much output as possible from ones employees, while not investing much in the small corridor of space they work in day after day. However there are overwhelming correlations to work performance, health, and satisfaction with having a healthy workspace. Healthy in terms of good ventilation, natural light, minimal

use of chemicals and synthetic off-gassing materials, and windows with views of nature.

Starting from scratch in some cases may be easier with these goals in mind, than attempting to renovate. Many existing buildings don’t always lend themselves to a specific form of renovation depending on the type of building. With sustainability in mind, developers and managers can seek out buildings that already have some of these attributes, in order to minimize cost and labor intensive adjustments.

This seemingly contradiction of finding new space to turn green vs. using old space, is often the reverse with interior design. In this context, it is more often economical and sustainable to work w what one has. In terms of use of consigned or post consumer recycled materials, this makes complete sense.

There is a mixed population of buyers that often deter these types of projects from moving forward. Some only look at initial costs, and others that don’t make the connection between form and function, or how good green design can increase the overall value, health, and longevity of a space.

What has become recognizable and effective in LEED –CI projects are (some of the above mentioned topics), as well as integrated energy controls that tenants can interact with and recognize and control how much power they are using. Within this, the use of low flow water faucets, dual flush toilets, dimmable, compact fluorescent lights, sustainably harvested/forestry wood products,Etc.

CHAPTER 14: THE REVOLUTION IN PROPERTY MANAGEMENTLEED-EB (Existing buildings) was established in 2004 by

USGBC to ‘benchmark building operations against a variety of sustainability criteria. Energy Star is a federally recognized code of energy use in buildings broken down into building type and climate region. This system allows building to measure overall energy use in BTU’s p/yr p/sq ft. Buildings that go through this certification use about 35% less energy than conventional buildings. Federal governments are required to meet this standard. The return on investment is well worth the retrofit.

Some staggering statistics in the chapter make poignant this reduction in energy consumption:

Commercial Office Buildings contribute apx 18% of carbon dioxide

The largest operating expense for office buildings is energy Commercial office Industry spends 24b$ on energy annually

In response, BOMA (Building owners and Managers Association) an International group formed an organization known as BEEP (Building Energy Efficiency Program to educate its members about energy upgrades. The program offered no and low cost practices.

On a federal level, the government offers tax reductions of $1.80p/sq ft.

The existence and implementation of these programs is very good, but energy use is only one portion of LEED-EB. Many attributes I spoke of above in terms of materials, health of occupants, sustainable use of resources, awareness of minimal site disturbance or imposition on habitat, are all inclusive pieces of LEED certification.All levels of preventative measures toward pollution and disturbance are instilled to allow tenants the opportunity do their part in maintaining the sustainable use of space.

Several state and government owned buildings as well as large federations such as National Geographic have established renowned examples of LEED-EB projects. In order for these large (and often costly) projects to take place, hierarchical management members need to be knowledgeable and committed to sustainable standards. A short turnover in tenancy can and has been a challenge for building managers that want to upgrade, and this also is true in commercial real estate. The lack of conviction, and thus education often makes it difficult for variant parties involved to be onboard with upgrading and retrofitting.

CHAPTER 15: THE REVOLUTION IN BUILDING DESIGN AND CONSTRUCTION PRACTICE

Because of the ‘Integrated Design’ Nature of Green Building and LEED, it has had an inevitable trickle down effect of all members of the industry. Anyone involved in any end of the construction, design, developer, engineers, or real estate industry, has somehow

been made aware of green building practices and ethics. More firms are adopting these standards and more professionals are becoming LEED AP certified.

This transition initially requires a change in mindset, which isn’t always easy and adopted by all whom it affects. It requires a once specialized based economy to branch out and also become less narrowly focused, with a broadening vision of the interconnected roles of others involved. This all goes into developing a new form of process. In the end, the savings on time, materials, and possibly outside intervention is thus minimized as the collaborative nature of this design process allows pieces of the project to become visible earlier. In other words, the input on so many levels of specialization reduces the need for constant rephrasing and readjustment down the road. The challenge is that in education again, as most professionals have been trained to only know their field, and have little knowledge into the fields of work that overlap with their industry, (such as engineers and architects). Though one effects the other, neither is trained to understand the other.

In order for these standards to become natural to all industries, over time management practices will have to be reassessed and professional retrained to have the fundamentals of green design instilled as part of their basic education. It is predicted that buildings will eventually be required to adopt such measures as part of all levels of development.