Green Concepts and Vocabulary

Chapter one
 Introduction
o The concept of sustainable development and green building is relatively new; indeed,
over the past two decades it has become one the most researched and controversial
topics in the field of property development and building design and construction
generally.

o This tells us that green building, when correctly applied, is meant to improve design and
construction practices so that the buildings we build last longer, cost less to operate,
and will facilitate increased productivity and better working environments for
workers or residents. But even more than that, it is also about protecting our natural
resources and improving the built environment so that the planet’s ecosystems, people,
enterprises, and communities can live a healthier, resource efficient, and more
successful lifestyle.
o Sustainability is not just about building green but about building a healthy
community and sustaining a quality way of life. As a community it is imperative that
we actively continue the pursuit of new sources of energy such as wind, solar, and
geothermal.
o With the state of the economy being what it is, these efforts would help create new
jobs, attract new businesses, reduce our energy costs, and create a healthy
environment.
o One definition offered by the Office of the Federal Environmental Executive
(OFEE) for green building is “the practice of 1) increasing the efficiency with
which buildings and their sites use energy, water, and materials, and 2)
reducing building impacts on human health and the environment,
through better siting, design, construction, operation, maintenance, and
removal — the complete building life cycle.”
o The EPA defines green building as, “the practice of creating structures and
using processes that are environmentally responsible and resource-
efficient throughout a building’s life-cycle from siting to design,
construction, operation, maintenance, renovation and deconstruction.”
o the U.S. Green Building Council (USGBC) defines green building as: “a
holistic concept that starts with the understanding that the built
environment can have profound effects, both positive and negative, on
the natural environment, as well as the people who inhabit buildings
every day. Green building is an effort to amplify the positive and mitigate
the negative of these effects throughout the entire life cycle of a
building.”
 Why Green Buildings?
Green buildings are designed to reduce the overall impact of the built
environment on human health and the natural environment by:
o Efficiently using energy, water, and other resources.
o Protecting occupant health and improving employee productivity.
o Reducing waste, pollution and environment degradation.
Benefits of building green
Some of the primary benefits of building green, which are not always
easily quantifiable and therefore not typically adequately considered in
cost analysis, include
 Reduced energy consumption
 Reduced pollution
 Protection of ecosystems
 Improved occupant health and comfort
 Increased productivity
 Reduced landfill waste
What is a “Green Building”?

“Green” or “sustainable” buildings are characterized by:

 Efficient management of energy and water resources
 Management of material resources and waste
 Restoration and protection of environmental quality
 Enhancement and protection of health and indoor
environmental quality
 Reinforcement of natural systems
 Analysis of the life cycle costs and benefits of materials and
methods
 Integration of the design decision-making process
o Sustainable development principles are taking on an increasingly
important role in real estate applications, particularly by forward-
looking developers. In fact, many contractors are now seeking
green certification and, with this in mind, the Associated Builders
and Contractors, Inc. (ABC) has recently initiated a program that
would certify “Green Contractors.” Nevertheless, some developers
refuse to jump on the environment-friendly, or “green” building,
bandwagon mainly due to the misplaced notion that green buildings
cost more or that they are impractical to construct.
o And although green building has made tremendous strides in recent
years, nevertheless it has not received the traction it deserves, given
its many benefits. And there remain many who continue to be
unconvinced and question its numerous benefits mainly due to the
many diverse myths and misconceptions that are circulating
around the mainstream construction and real estate industries
including:
01 Myth 1: Green building products are often difficult to find
This may have been true a decade or so ago when it may sometimes have been
difficult to find eco-friendly or energy-saving materials at a reasonable price; today,
green building materials are more popular than ever and have become much more
accessible..

02 Myth 2: Building Green is more expensive than conventional construction.

Of note, on a price per square foot basis, building green may incur marginally
greater up-front costs, but when life cycle costs are taken into consideration a green
home becomes more affordable and cost-effective partly because the operational
costs are lower when compared with conventional buildings.

03 Myth 3: Green buildings are typically “unattractive” and lack the aesthetic
quality of conventional buildings.
In fact, there is no reason for a green/sustainable building to look any different
from a conventional building and the majority of today’s green buildings are
virtually indistinguishable from traditional buildings.

04 Myth 4: Green building is essentially about eco-friendly material selection.

Green building is mainly concerned with how you design and orient your building,
site selection, water conservation and energy performance, window location, etc.

05 Myth 5: Going green is an all-or-nothing proposition.

In fact, the degree and scale of incorporating green into a building is wholly up to
the owner, depending on the individual lifestyle and budget.
06 Myth 6: Green buildings do not fetch higher rentals rates or capitals
compared with traditional buildings.
The exact opposite is true. Recent surveys consistently show that there is a strong
market demand for green buildings because they achieved much higher rentals and
capitals as a result of reduced operational costs and higher productivity of
employees.

07 Myth 7: Building green is too difficult and complicated.

In fact, many builders today consider green building to be very easy and compare
favorably with conventional building. Moreover, building green is a business that
can be very simple and does not require rocket science to implement

08 Myth 8: It is not possible to build a high-rise green building.

Green concepts do not generally inhibit or restrict building design or space
usability. Furthermore, all modern techniques that apply to conventional
building can be employed in building Green.

Myth 9: It is difficult or not possible to convert existing conventional

09 buildings into energy-efficient buildings..
It is not really difficult to convert existing buildings into green/sustainable buildings.
Actually, there are numerous scientific ratings and checklists that builders
can use to redesign and realign traditional buildings to meet modern green
standards.
Green building history
o Looking back in time, we note that the ancients had few other options at their
disposal, which is why before air conditioning was invented, builders living in
hot climates developed many different strategies to cope with heat by
incorporating passive design that took advantage of the resources
provided by nature, namely the sun and climate to heat, cool, and light
their buildings.
o The Babylonians and Egyptians, for example, used adobe as their prime
building material and built badger (wind shafts) into their palaces and houses.
They took advantage of courtyards and narrow alleyways for shade. These are
simple examples that illustrate how the ancients overcame the many challenges
of climate that faced them.
o Some scholars consider the Green Building movement to be essentially a
reaction to the energy crises, and came into being as a result of this, nurtured
by efforts to make buildings more efficient and revamp the way energy,
water and materials are used.
o It should be noted that “Green Building” and “Sustainable Architecture” are
relatively new terms in our vocabulary; they essentially represent a whole
systems approach incorporating a building’s siting, design, construction,
and operations in a manner that enhances the well-being of a building’s
occupants and preserves the environment for future generations by
conserving natural resources and safeguarding air and water quality.

o The core message therefore, is primarily to improve conventional design

and construction practices and standards so that the buildings we build
today will not only last longer, but are also more efficient, cost less to
operate, and contribute to healthier living and working environments for
their occupants, as well as increase productivity.
o One of the primary characteristic of a successful sustainable design is to
apply a multidisciplinary and integrated “total” team approach that
incorporates the various project members and stakeholders into the
decision-making process, particularly during the early design phases. This
holistic team approach helps ensure that the project will be a more
productive, energy-efficient, and healthier building for both occupants
and owner and will have less of a negative impact on the environment.
o As international awareness of green issues increased, various international
conferences were taking place such as the Green Building Challenge (GBC),
the goal of such conferences is to create an international environmental
rating system for buildings that takes into account regional and national
environmental, economic, and social equity conditions.
o It has been clearly documented that conventionally constructed buildings
contribute substantially to the environmental problems that are emerging in
industrialized countries like the United States, Germany, and China.
o Today’s construction industry is facing unprecedented and growing pressures,
due partly to a global economic crisis, rising material costs, an increase in
natural disasters, and the dramatic impact of the green consumer among other
things. Together these trends have motivated the industry to increasingly
reevaluate and revise its position by adopting sustainable design and eco-
friendly construction methods in a serious effort to build more efficient buildings
designed to conserve energy and water, improve building operations, enhance
the health and well-being of the general population, and minimize negative
impacts on the environment.
o Most of these companies are however aware that if they are to be successful in
meeting the challenges that green technology presents, will require
reexamining how their company is to operate, in addition to making a
serious commitment financially, in terms of manpower, green
technologies, equipment, training, and education in green fundamentals. It
also helps to have employees that are LEED certified.
o The enormous challenges we currently face about critical issues, such as
global warming, water shortages, indoor environmental quality issues, and
destruction of our ecosystem, are sobering. It has been clearly documented
that conventionally constructed buildings contribute substantially to the
environmental problems that are emerging in industrialized countries like
the United States and China.
o Buildings generate nearly 40% of annual global CO2 emissions. Of those
total emissions, building operations are responsible for 28% annually, while
building materials and construction (typically referred to as embodied carbon)
are responsible for an additional 11% annually.
Types of Green and Sustainable Buildings

 Homes
 Schools
 Commercial and public buildings
 Laboratories
 Health care facilities
Elements of green buildings and sustainability

The main elements of green buildings and sustainability as:

o Siting: This includes selecting a suitable site that takes advantage of mass
transit availability. This will include the protection and retention of existing
landscape and natural features. Plants should be selected that require low
water and pesticide needs and that generate minimum plant trimmings.
o Water Efficiency: This can be achieved by applying certain water efficiency
Strategies for dual plumbing to use recycled water for toilet flushing or a
gray water system that recovers rainwater or other non potable water for
site irrigation and Minimize wastewater by using ultra low-flush toilets, low flow
shower heads, and other water conserving fixtures.
o the installation of point-of-use hot water heating systems for more distant
locations. The landscape should be metered separately from the buildings, and
micro irrigation should be used to supply water in non turf areas. Whenever
possible, state-of-the-art irrigation controllers and self-closing nozzles on hoses
should be used.
o Energy Efficiency: To achieve optimum building energy performance and
energy efficiency, a number of passive design strategies need to be
employed such as utilizing a building’s size, shape and orientation, passive
solar design, and taking advantage of natural lighting. Alternative sources of
energy should be considered such as photovoltaics and fuel cells which are
now widely used and readily available. Renewable energy sources are a sign
of the emerging technologies of the future.

o Materials Efficiency and Resource Conservation: This necessitates the

selection of construction materials and products on the basis of key
characteristics such as reused and recycled content, zero or low off
gassing of harmful air emissions, zero or low toxicity, sustainably
harvested materials, high recyclability, durability, longevity, and local
production. as well as the reusing recycled construction and demolition
materials.
o Environmental Air Quality (EAQ):In addition to adequate ventilation,
construction materials and interior finish products should be chosen with
zero or low emissions to improve IAQ. Many building materials and
cleaning/maintenance products emit toxic gases, such as VOCs and
formaldehyde. These gases can have a harmful impact on occupants’ health
and productivity.

o Building Operation and Maintenance: Commissioning of green buildings upon

completion ensures that they perform according to the design goals that were
intended. Building commissioning includes testing and adjusting the
mechanical, electrical, and plumbing systems to certify that all equipment
meets design criteria. It also requires instructing the staff on the operation
and maintenance of equipment. Proper maintenance allows a building to
continue to perform at optimum levels and as designed and commissioned.
Components of Sustainable
Design and Construction
CHAPTER TWO
o Today more than ever, buildings have a tremendous
impact on the environment—both during construction
and throughout operation. “Green/ sustainable building”
is a loosely defined collection of strategies, such as land
use, design, construction, and operation, that reduce
environmental impacts.
o Green building practices facilitate the creation of
environmentally sound and resource-efficient, high-
performance buildings by employing an integrated team
approach to design in which architects, engineers,
builders, land planners, and building owners and
operators pool their resources to design the structure.
The studies continue to show that green buildings are
economically viable, ecologically benign, and sustainable
over the long term. With this in mind, the Partnership For
Achieving Construction Excellence and The Pentagon
Renovation and Construction Program Office recently
published the “field guide for sustainable construction”
to assist and educate field workers, supervisors, and
managers in making decisions that help the project team
meet its sustainable project goals. The salient points
outlined in the guide are these:
1. Procurement—Specific procurement strategies are
identified and put in place to ensure sustainable
construction requirements are addressed.
2. Site/Environment—Methods are sought that reduce the
environmental impact of construction on the project
site and identify impacts on the surrounding
environment.
3. Material Selection —Select environmentally friendly building
materials and products that are nontoxic (and preferably
recyclable and renewable) and locally produced reducing CO2
emissions and promoting the local economy.

4. Waste Prevention —Approaches to reduce and eliminate

waste on construction projects are identified.

5. Recycling —At each phase of construction materials to be

recycled and methods to support the onsite recycling effort are
identified.

6. Energy —Strategies to ensure and improve the building’s

energy performance, reduce energy consumed during
construction, and identify opportunities to use renewable
energy sources.
7. Build with recycled and renewable materials —This means
specifying materials that contain recycled content or are reusable
to facilitate the future reuse of a facility and its systems,
equipment, products, and materials. Examples are the use of
recycled steel products, high-volume fly ash concrete products,
and concrete masonry units, as well as forest stewardship council
(FSC)-certified wood products.

8. Construction Technologies —Ascertain which technologies can

be used during construction to improve efficiency and reduce
waste (especially paper).

9. Health and Safety —Procedures to improve the quality of life for

construction workers are identified.
10. Indoor Environmental Quality (IEQ)—Appropriate methods
should be applied to ensure IEQ, such as the use low-VOC
paints and adhesives as well as Carpet & Rug Institute Green
Label Plus carpets and low-emitting certified products. Smoking
on premises should be prohibited.

 The object of the Field Guide is to providing guidance and

educating construction field workers, as well as
supervisors and managers and other stakeholders to
making appropriate decisions that can help the project
team to meet sustainable project goals. Most of the topics
discussed in the Guide are incorporated in the LEED and
other rating systems.
GREEN BUILDING EVALUATION SYSTEMS

To be able to make a proper evaluation of how “green” a building is, it is necessary

to evaluate and consider the application and incorporation of the following green
building design principles and their integration into the design process:

1. Sustainable site planning

2. Building envelope design should minimize adverse environmental impact
3. Building system design: incorporate high-performance/energy-efficient
HVAC, lighting, electrical (e.g., ENERGY STAR), and water-heating systems.
Ensure commissioning of systems
4. Integration of renewable energy sources such as solar, wind, and alternative
energy to generate energy onsite
5. Water efficiency and waste management
6. Use of ecologically sustainable materials and products with high recycled
content are rapidly renewable and have minimum off gassing of
harmful chemicals, etc.
7. IEQ—maintain indoor air quality and thermal and visual comfort
o Historically,
GREENthe first environmental
RATING STANDARDS certification system was created in the
USED WORLDWIDE
United Kingdom in 1990, called the Building Research Establishment
Environmental Assessment Method (BREEAM).
o This was followed in the United States by the USGBC’s introduction in 1998
of the LEED green building rating system, based substantially on the
BREEAM rating system.
o The Green Globes rating system is an adaption of the Canadian version
of BREEAM and was released in the United States by the Green Building
Initiative (GBI) in 2005.
o There are numerous other rating systems used in countries around the
world, each with its pros and cons depending on the type of certification
targeted for a specific building.
o However, LEED followed by Green Globes are currently the most widely
applied systems for commercial construction in the United States.
o Rating and certification systems are required to verify the
sustainability and “greenness” of buildings in the market. They
basically inform us how ecofriendly and environmentally sound
a building is, and delineate to what extent green components
have been incorporated and identify the sustainable principles
and practices that have been employed.
o Rating or certifying a green building helps remove some of the
subjectivity that often surrounds buildings that have not been
certified.
o Rating a green building makes a property more marketable by
informing tenants and the public about the environmental benefits of
a property and also discloses the additional innovation and effort
that the owner has invested to achieve a high-performance building.
Certification also reveals the level of sustainability achieved.
Some of the more widely used rating systems in the United States:
• LEED: This rating system was developed by the US Green Building
Council (USGBC) and continues to be the most widely applied rating
system in the United States for commercial buildings. The LEED system
consists of several rating categories, applicable to different points in a
building’s life cycle.
• Green Globes: This rating system is an interactive, web-based commercial
green building assessment protocol offered by the Green Building Initiative
(GBI)
• ENERGY STAR: This is a joint government-backed program of the
Environmental Protection Agency (EPA) and the US Department of Energy.
It has now transformed into an international standard for energy-efficient
consumer products and has been adopted by numerous countries including
the European Union, Canada, Japan, and Australia. The mission of the
program is to help businesses and individuals protect the environment
through superior energy efficiency