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2nd Edition:
In this edition, we’d like to share our insights on green building. Green is everywhere you look, and we’d like to help you make some sense of it all.    

Select from the articles below:

What is green building and why is it important?
What are the true costs of buying green?
What specifically makes a home green? (A Guide to Green Building Construction) 

What is green building and why is it important?
For the last year, we’ve been bombarded by the media and corporate America with all things green: “green living,” “green products,” “sustainability,” “green building,” “eco-friendly,” and the list goes on. What do all of these terms mean? How are they related?

In general, all these concepts stem from using our natural resources and energy in a more efficient manner and creating healthier living and work environments. Green building specifically refers to applying these concepts to the design, construction, and ultimate performance of a building. This is such a simple concept that many people ask, “why haven’t we been doing this already?” If you believe in this concept, then you are already green-minded.

Designing and building with green concepts has gained serious momentum in the real estate industry, as buyers and renters of residential and commercial space are demanding green building at an increasing rate—especially office space users. More individuals and organizations understand the importance of environmental issues affecting the planet, our country, and our cities and see green building as a way to contribute to solving these problems. In addition, the quantifiable savings that can result from incorporating green elements into design and construction make green building an attractive alternative to traditional methods. The energy and water efficiencies created are measurable and translate into operational cost savings. The indoor air quality can be measured and show how much healthier the overall environment is. In the work environment, several university studies have shown that a healthier indoor environment, combined with enhanced natural lighting, can dramatically improve worker productivity.

Green buildings offer the following benefits:

• 30 – 50% more energy efficient
• Healthier indoor environment
• More comfortable
• More durable
• More environmentally responsible
• Enhanced asset value

Several municipalities across the country are initiating advances in green building by making green building design elements mandatory for construction permit approval and/or offering incentives to real estate developers to incorporate green elements into their projects. The City of Chicago offers the Green Building Permit Program, an incentive program encouraging green building by expediting building permits if certain green building design elements are met. If the project is designed to meet the U.S. Green Building Council’s (USGBC) Leadership in Energy and Environmental Design (LEED®) certification or the Chicago Green Homes program, it will qualify for a Green Permit. On a large project, a Green Permit can shave months off the building permit approval process, translating into reduced carry costs for the developer—savings that can offset additional green costs. Progressive cities, such as Chicago, understand the importance of green building and serve as major advocates for its advancement. At the beginning of this year, a citywide ordinance went into effect mandating improved storm-water management and recapture for larger new development projects.

What are the true costs of buying green?
There is a common misconception that green construction costs significantly more than a traditional building. In reality, the additional cost, if any, depends on what level of green is integrated into the building. In some cases, if a basic level of green elements were included into a building, known as “light green,” it’s possible to deliver space at the same market price as traditionally built spaces. Projects that include green elements everywhere and go “dark green,” may cost more to construct initially, but the operational savings over time help offset the upfront costs. The question is then, “how long is the payback period?” Within a green project, payback periods will vary for each green element and system.

Depending on what green elements are included, there are several rebates and credits from all levels of government. Make sure to take advantage of these incentives. Additionally, growing consumer demand for green products, combined with maturing technologies, and strong competition, are driving prices down. The costs are also coming down as developers, design teams, general contractors, and planners become more familiar with green materials and techniques. In Chicago, competition among an increasing amount of green builders will keep any potential premiums at a minimum.

Recognized rating systems, such as LEED® quickly and easily identify how green a building is with the following rating scale; LEED® Certified, Silver, Gold, and Platinum. Always look for a green building certification, understand the level of green, and know the marketplace to gauge how much of a premium you may be paying, if any.

What specifically makes a home Green? (A Guide to Green Home Construction)
It takes a lot more than solar panels to make a home green. We will utilize the USGBC’s LEED® certification as a guide for what makes a home green. LEED® operates on a point system. Points are assigned to various areas of sustainable design and constructions practices, with a minimum level of points needed in order to achieve certain levels of certification. LEED® for Homes assigns points to sections including: Innovations and Design Process, Location and Linkages, Sustainable Sites, Water Efficiency, Energy and Atmosphere, Materials and Resources, Indoor Environmental Quality, and Awareness and Education.

Building green starts with the design phase and establishing a preliminary LEED® rating to help guide the project. Assembling the entire design team at an early stage to plan the level of green puts everyone on the same page and creates efficiency.

The next step is to consider the property’s location. For instance, it is preferred that the property is developed on an in-fill or previously developed location versus farmland or an ecologically sensitive area.

Other questions to consider regarding location include:

• What are the community’s transportation resources?
• How close is the project to these transportation resources?
• Is there accessibility to open space (parks)?

The actual construction process and finished improvements affect the site and ecosystem in several ways. Affects on wildlife habitat and erosion and the impacts of increased impervious surface for storm-water runoff (runoff is a major urban issue) must be considered. Landscaping design considerations include avoiding invasive plants, using drought tolerant plants, and reducing overall irrigations demands. You may have heard of the Heat Island Effect, which “occurs when warmer temperatures are experienced in urban landscapes compared to adjacent rural areas as a result of solar energy retention on constructed surfaces, such as streets, sidewalks, parking lots, and buildings” (USGBC). Design and construction methods are available to minimize the Heat Island Effect, including permeable pavers, permanent erosion controls, and management of roof runoff. In Chicago, a green roof (rooftop plants) is becoming a popular way to address the Heat Island Effect and water efficiency.

Water efficiency is an obvious green concept. Per the USGBC, “on an annual basis, the water deficit in the United States is currently estimated at about 3,700 billion gallons. In other words, Americans extract 3,700 billion gallons per year more than they return to the natural water system to recharge aquifers and others water sources.” Water is a precious resource and increasingly more parts of the country are experiencing fresh water shortages. Designing a rainwater harvesting system in conjunction with a green roof is an excellent way to capture and use this resource to our advantage. There are other fresh water savings systems called Greywater Reuse Systems. As defined by IPC, greywater is “wastewater discharged from lavatories, bathtubs, showers, clothes washers, and laundry sinks” that can be reused to flush toilets and/or be treated and used for irrigation.

Other water efficiency questions to consider:

• Does the project use high-efficiency irrigation systems?
• Does the project utilize low water consumption plumbing fixtures?

The U.S. Department of Energy reports that “buildings consume approximately 37% of the energy and 68% of the electricity produced in the United States annually.” Designing a very “tight” building envelope is one of the most basic ways to reduce the energy required to operate the building. A structure where the exterior walls, roof, and windows/doors are part of a highly insulated system can greatly minimize air infiltration and exfiltration and save energy. Having a highly insulated home with a properly designed and energy efficient HVAC system will save thousands of dollars over time. However, to achieve LEED® certification, a certified third party must verify these systems. Third party verification and certain aspects of Energy Star (governmental energy efficiency rating) are prerequisites for LEED® certification.

Other energy saving questions to consider:

• Does the project measure performance based on Energy Star for homes?
• Is the lighting programmable and the HVAC system zoned for specific areas?
• Are the appliances Energy Star rated?
• Is there an efficient hot water heating and distribution system?
• Does the home have a renewable energy system, such as solar or solar thermal panels, geothermal heating and cooling, and or wind energy production?

Perhaps an overlooked aspect of building green is what type of materials and resources were used in the project. According to the USGBC, “building material choices are important in sustainable design because of the extensive network of extraction, processing and transportation steps required for final installation.”

With this in mind, questions to consider include:

• What level of construction waste reduction techniques did the builder implement?
• Were environmentally preferable products used, such as rapidly renewable materials and materials with recycled content?
• Is there an area in the home or project for storage and collection of recyclables?
• If the site was redeveloped, how much of the old materials were reused?
• Where did the materials come from?
• Were they regionally produced or manufactured?
• Were materials used that do not emit harmful gases and other toxins?

The U.S. Environmental Protection Agency reports that “Americans spend an average of 90% of their time indoors, where levels of pollutants may run two to five times and occasionally more than 100 times higher than outdoor levels.” Does knowing this information make you more concerned about the indoor environmental quality of your home?

According to a survey conducted by oneStep among Chicago residents, after energy efficient measures, healthy interiors ranks highest as the most important green building element. The most basic way to address poor air quality or contaminants in an existing home is to eliminate the source of any contamination, have proper ventilation, and utilize air filtration. For new construction, basic systems can be designed into the home and the use of non-toxic materials creates a much cleaner environment. The HVAC system should provide moisture control, proper outdoor ventilation or air exchanges, proper heating and cooling, adequate air filtration, and no ducting in the garage. Proper exhausting of bathrooms, kitchens, and the garage are preferable.

Other air quality questions to consider:

• Is the HVAC system Energy Star with an Indoor Air Package?
• To what extent were the indoor areas protected from contaminants during construction?
• In high-risk areas, was Radon resistant construction utilized?

This briefly summarizes the main concepts of green building. It is a lot of information to consider but it is getting easier and easier to implement every day. This is why it is necessary not only to educate the public on green building and its benefits, but also the owner on the specific operations and maintenance of green building systems.

Please feel free to discuss any green related topics with us. We would also like to assist you in finding your next home or investment property!

Thank You!

Al Medina – EcoBroker

oneStep Realty, LLC

P: 773-384-8860

E: al@onestepre.com

W: www.oneStepRE.com

Al Medina has recently obtained his EcoBroker certification and is currently studying to receive the LEED® Accredited Professional designation. oneStep is currently developing a LEED® home in Key Biscayne, Florida. Feel free to email Al at al@oneStepRE.com.