LEED began in 1994 spearheaded by Natural Resources Defense Council (NRDC) senior scientist Robert K. Watson who, as founding chairman of the LEED Steering Committee until 2006, led a broad-based consensus process which included non-profit organizations, government agencies, architects, engineers, developers, builders, product manufacturers and other industry leaders. Early LEED committee members also included USGBC co-founder Mike Italiano, architects Bill Reed and Sandy Mendler, builder Gerard Heiber and engineer Richard Bourne. As interest in LEED grew, in 1996, engineers Tom Paladino and Lynn Barker co-chaired the newly formed LEED technical committee. From 1994 to 2006, LEED grew from one standard for new construction to a comprehensive system of six interrelated standards covering all aspects of the development and construction process. LEED also has grown from six volunteers on one committee to more than 200 volunteers on nearly 20 committees and nearly 150 professional staff. LEED was created to accomplish the following: * Define "green building" by establishing a common standard of measurement * Promote integrated, whole-building design practices * Recognize environmental leadership in the building industry * Stimulate green competition * Raise consumer awareness of green building benefits * Transform the building market Green Building Council members, representing every sector of the building industry, developed and continue to refine LEED. The rating system addresses six major areas: * Sustainable sites * Water efficiency * Energy and atmosphere * Materials and resources * Indoor environmental quality * Innovation and design process Benefits and disadvantages LEED certified buildings typically use resources more efficiently when compared to conventional buildings which are simply built to code. LEED certified buildings often provide healthier work and living environments, which contributes to higher productivity and improved employee health and comfort. The USGBC has compiled a long list of benefits of implementing a LEED strategy which ranges from improving air and water quality to reducing solid waste, benefitting owners, occupiers, and society as a whole. Often when LEED certification is pursued, this will increase the cost of initial design and construction. One reason for the higher cost is that sustainable construction principles may not be well understood by the design professionals undertaking the project. This could require time to be spent on research. Some of the finer points of LEED certification (especially those which demand a higher-than-orthodox standard of service from the construction team) could possibly lead to misunderstandings between the design team, construction team, and client, which could result in delays.[citations needed] Also, there may be a lack of abundant availability of manufactured building components which meet LEED standards. Pursuing LEED certification for a project is an added cost in itself as well. This added cost comes in the form of USGBC correspondence, LEED design-aide consultants, and the hiring of the required Commissioning Authority (CxA) - all of which would not necessarily be included in an environmentally responsible project unless it were also seeking LEED certification. However, these higher initial costs can be effectively mitigated by the savings incurred over time due to the lower-than-industry-standard operational costs which are typical of a LEED certified building. Additional economic payback may come in the form of employee productivity gains incurred as a result of working in a healthier environment. Studies have suggested that an initial up front investment of 2% extra will yield over ten times the initial investment over the life cycle of the building. Although the deployment of the LEED standard has raised awareness of green building practices, its scoring system is skewed toward the ongoing use of fossil fuels.[neutrality disputed] More than half of the available points in the standard support efficient use of fossil fuels, while only a handful are awarded for the use of sustainable energy sources. Further, the USGBC has stated support for the 2030 Challenge, an effort that has set a goal of using no fossil fuel green house gas emitting energy to operate by 2030. In addition to focusing on efficient use of fossil fuels, LEED focuses on the end product. For example, because leather does not emit VOCs they are deemed healthy for environments, disregarding the use of extremely harmful chemicals in the process of tanning leather. Other products that do not use harmful chemicals and focus on more sustainable production do not earn any additional points for their attention to environmental concerns. LEED is a measurement tool and not a design tool. It is also not yet climate specific, although the newest version hopes to address this weakness partially. Because of this, designers may make materials or design choices that garner a LEED point, even though they may not be the most site or climate appropriate choice available. ncentive Programs Some areas have implemented or are considering incentives for LEED-certified buildings. The city of Cincinnati, Ohio adopted a measure providing an automatic 100% real property tax exemption of the assessed property value for newly-constructed or rehabilitated commercial or residential properties that earn a minimum of LEED Certified. In the state of Nevada construction materials for a qualifying LEED building are exempt from local taxes. Pieces of construction that are deemed "inseparable" part such as concrete or sheetrock qualify. The state of Michigan is considering tax-based incentives for LEED buildings. Many local governments have adopted LEED incentive programs. Program incentives include tax credits, tax breaks, density bonuses, reduced fees, priority or expedited permitting, free or reduced cost technical assistance, grants and low interest loans. Certification Different LEED versions have varied scoring systems based on a set of required "prerequisites" and a variety of "credits" in the six major categories listed above. USGBC LEED 2009 (v3) In LEED 2009 there are 100 possible base points plus an additional 6 points for Innovation in Design and 4 points for Regional Priority. Buildings can qualify for four levels of certification: * Certified - 40-49 points * Silver - 50-59 points * Gold - 60-79 points * Platinum - 80 points and above Point rating Points have been distributed as follows. Required "prerequisites" in each category receive no points. Sustainable Sites 26 Possible Points * Prerequisite 1: Construction Activity Pollution Prevention * Credit 1: Site Selection * Credit 2: Development Density and Community Connectivity * Credit 3: Brownfield Redevelopment * Credit 4.1: Alternative Transportation—Public Transportation Access * Credit 4.2: Alternative Transportation—Bicycle Storage and Changing Rooms * Credit 4.3: Alternative Transportation—Low-Emitting and Fuel-Efficient Vehicles * Credit 4.4: Alternative Transportation—Parking Capacity * Credit 5.1: Site Development—Protect or Restore Habitat * Credit 5.2: Site Development—Maximize Open Space * Credit 6.1: Stormwater Design—Quantity Control * Credit 6.2: Stormwater Design—Quality Control * Credit 7.1: Heat Island Effect—Nonroof * Credit 7.2: Heat Island Effect—Roof * Credit 8: Light Pollution Reduction Water Efficiency 10 Possible Points * Prerequisite 1: Water Use Reduction * Credit 1: Water Efficient Landscaping * Credit 2: Innovative Wastewater Technologies * Credit 3: Water Use Reduction Energy and Atmosphere 35 Possible Points * Prerequisite 1: Fundamental Commissioning of Building Energy Systems * Prerequisite 2: Minimum Energy Performance * Prerequisite 3: Fundamental Refrigerant Management * Credit 1: Optimize Energy Performance * Credit 2: On-site Renewable Energy * Credit 3: Enhanced Commissioning * Credit 4: Enhanced Refrigerant Management * Credit 5: Measurement and Verification * Credit 6: Green Power Materials and Resources 14 Possible Points * Prerequisite 1: Storage and Collection of Recyclables * Credit 1.1: Building Reuse—Maintain Existing Walls, Floors and Roof * Credit 1.2: Building Reuse—Maintain Existing Interior Nonstructural Elements * Credit 2: Construction Waste Management * Credit 3: Materials Reuse * Credit 4: Recycled Content * Credit 5: Regional Materials * Credit 6: Rapidly Renewable Materials * Credit 7: Certified Wood Indoor Environmental Quality 15 Possible Points * Prerequisite 1: Minimum Indoor Air Quality Performance * Prerequisite 2: Environmental Tobacco Smoke (ETS) Control * Credit 1: Outdoor Air Delivery Monitoring * Credit 2: Increased Ventilation * Credit 3.1: Construction Indoor Air Quality Management Plan—During Construction * Credit 3.2: Construction Indoor Air Quality Management Plan—Before Occupancy * Credit 4.1: Low-Emitting Materials—Adhesives and Sealants * Credit 4.2: Low-Emitting Materials—Paints and Coatings * Credit 4.3: Low-Emitting Materials—Flooring Systems * Credit 4.4: Low-Emitting Materials—Composite Wood and Agrifiber Products * Credit 5: Indoor Chemical and Pollutant Source Control * Credit 6.1: Controllability of Systems—Lighting * Credit 6.2: Controllability of Systems—Thermal Comfort * Credit 7.1: Thermal Comfort—Design * Credit 7.2: Thermal Comfort—Verification * Credit 8.1: Daylight and Views—Daylight * Credit 8.2: Daylight and Views—Views Innovation in Design 6 Possible Points (ID Credit 1.1-1.4 has 4 points, and ID Credit 2 has 1 point) * Credit 1: Innovation in Design * Credit 2: LEED Accredited Professional Regional Priority 4 Possible Points * Credit 1: Regional Priority [edit] USGBC LEED v2.2 In LEED v2.2 for new construction and major renovations for commercial buildings there are 69 possible points and buildings can qualify for four levels of certification: * Certified - 26-32 points * Silver - 33-38 points * Gold - 39-51 points * Platinum - 52-69 points Point rating Points have been distributed as follows. Required "prerequisites" in each category receive no points. Sustainable sites (14 points total) * Construction Activity Pollution Prevention Plan (required) * Site selection (1 pt) * Development density and community connectivity (1 pt) * Brownfield redevelopment (1 pt) * Alternative transportation availability: o Public transportation access (1 pt) o Bicycle storage and changing rooms (1 pt) o Low-emitting and fuel-efficient vehicles (1 pt) o Parking capacity and carpooling (1 pt) * Reduced site disturbance: o Protect or restore open space (1 pt) o Development footprint (1 pt) * Stormwater management: o Rate and quantity (1 pt) o Treatment (1 pt) * Reduce heat islands: o Roof (1 pt) o Non-roof (1 pt) * Light pollution reduction (1 pt) Water efficiency (5 points total) * Water efficient landscaping: o Reduce by 50% (1 pt) o No potable use or no irrigation (1 pt) * Innovative wastewater technologies (1 pt) * Water use reduction: o (20%) (1 pt) o (30%) (1 pt) Energy and atmosphere (17 points total) * Fundamental commissioning (required) * Minimum (code) energy performance (required) * Fundamental Refrigerant Management (required) * Optimize energy performance by 14% (new) or 7% (existing) buildings (2 pts, required as of June 26, 2007) * Energy optimization (8 pts in addition to the 2 required above) * On-site renewable energy/Green Power (4 pts) * Enhanced Commissioning (1 pt) * Enhanced Refrigeration Management (1 pt) * Measurement and verification (1 pt) Materials and resources (13 points total) * Storage and collection of recyclables (required) * Building reuse: o 75% reuse of building structure and shell excluding windows (1 pt) o 100% reuse of building structure and 50% of walls, floors, ceilings (1 pt) * Construction waste reuse or recycling: o 50% diversion (1 pt) o 75% diversion (1 pt) * Reuse of existing materials: o 5% salvaged or refurbished materials (1 pt) o 10% salvaged or refurbished materials (1 pt) * Recycled content: o 10% recycled content (1 pt) o Additional 10% (1 pt) * Use of local materials: o Manufacture within and Extraction within 500 miles (800 km) of building site, 10% (1 pt) o Additional 10% (1 pt) * Rapidly renewable materials (1 pt) * Certified Wood (1 pt) Indoor environmental quality (15 points total) * Minimum indoor air quality (required) * Environmental tobacco smoke control (required) * Outdoor air delivery monitoring (1 pt) * Increased ventilation (1 pt) * Construction indoor air quality management (2 pt) * Indoor chemical and pollutant source control (1 pt) * Controllability of systems (2 pt) * Thermal comfort (2 pt) * Daylight and views (2 pt) Innovation and design process (5 points total) * One point for having a LEED AP as a principal participant on the project. * Additional points for this category are awarded above and beyond the core 64 points, and are described as rewarding strategies that go above and beyond the criteria for those points. Examples for up to four design points using steel construction include structure as finish, structure as plumbing, lightweight materials, recyclability, and potential for disassembly. (up to 4 pts) Process LEED certification is obtained after submitting an application documenting compliance with the requirements of the rating system as well as paying registration and certification fees. Certification is granted solely by the Green Building Council responsible for issuing the LEED system used on the project. Recently the application process for new construction certification has been streamlined electronically, via a set of active PDFs that automates the process of filing the documentation. Directory of LEED-certified projects The Green Building Council provides an online directory of LEED-certified projects.[13] LEED versions Different versions of the rating system are available for specific project types:[14] * LEED for New Construction: New construction and major renovations (the most commonly applied-for LEED certification)[15] * LEED for Existing Buildings: Existing buildings seeking LEED certification * LEED for Commercial Interiors: Commercial interior fitouts by tenants * LEED for Core and Shell: Core-and-shell projects (total building minus tenant fitouts) * LEED for Homes: Homes * LEED for Neighborhood Development: Neighborhood development * LEED for Schools: Recognizes the unique nature of the design and construction of K-12 schools * LEED for Retail: Consists of two rating systems. One is based on New Construction and Major Renovations version 2.2. The other track is based on LEED for Commercial Interiors version 2.0. LEED has evolved since its original inception in 1998 to more accurately represent and incorporate emerging green building technologies. LEED-NC 1.0 was a pilot version. These projects helped inform the USGBC of the requirements for such a rating system, and this knowledge was incorporated into LEED-NC 2.0. The present version of LEED for new construction is LEED-NC v2.2. LEED also forms the basis for other sustainability rating systems such as the Environmental Protection Agency's Labs21. LEED is a measurement tool for green building in the United States and it is developed and continuously modified by workers in the green building industry, especially in the ten largest metro areas in the U.S.; however, LEED certified buildings have been slower to penetrate small and mid-major markets.[16] Also, some criticism suggests that the LEED rating system is not sensitive and does not vary enough with regard to local environmental conditions. For instance, a building in Maine would receive the same credit as a building in Arizona for water conservation, though the principle is more important in the latter case. Another complaint is that its certification costs require money that could be used to make the building in question even more sustainable.Many critics have noted that compliance and certification costs have grown faster than staff support from the USGBC. In 2003, the Canada Green Building Council received permission to create its own version of LEED based upon LEED-NC 2.0, now called LEED Canada-NC v1.0.[17] For existing buildings LEED has developed LEED-EB. Recent research has demonstrated that buildings which can achieve LEED-EB equivalencies can generate a tremendous ROI. In a recent white paper by the Leonardo Academy comparing LEED-EB buildings vs. data from BOMA’s Experience Exchange Report 2007 demonstrated LEED-EB certified buildings achieved superior operating cost savings in 63% of the buildings surveyed ranging from $4.94 to $15.59 per square foot of floor space, with an average valuation of $6.68 and a median valuation of $6.07.[18] In addition the overall cost of LEED-EB implementation and certification ranged from $0.00 to $6.46 per square foot of floor space, with an average of $2.43 per square foot demonstrating that implementation is not expensive, especially in comparison to cost savings. These costs should be significantly reduced if automation and technology are integrated into the implementation.[19] LEED and carbon trading It is expected that LEED-NC 3.0 will include a requirement for a carbon footprint (carbon building print) and a significant reduction of GHG (green-house gases) beyond a baseline level. The reduction in carbon dioxide must be measured based on the direct and indirect carbon dioxide and equivalent reductions. These include emissions related to the consumption of grid delivered electricity, on-site combustion of fossil fuels, and fugitive refrigerant emissions. The efforts to quantify emission and reductions in emissions will be in an effort to monetize the climate change externality in the same way that a Kyoto Clean Development Project (carbon project) does. ITC Hotel Sonar Bangla Sheraton & Towers in Kolkata, India is the only green building project in the world to monetize the reductions that acts as the main precedent for this type of project. Professional accreditation Green building professionals can become LEED accredited. This accreditation enables an individual to facilitate the rating of buildings with the various LEED systems. Since January 2008, professional accreditation is administered by the Green Building Certification Institute. Between 2001 and June 2009, LEED accreditation required that candidates only pass one exam to earn their LEED Accredited Professional designation. After June 2009, LEED accreditation has three tiers and requires candidates to pass a series of LEED exams. The LEED v3 2009 accreditation process changes were made to mirror the various LEED Building Certification Rating Systems.[20] The first tier exam is called LEED Green Associate. The second tier exam is called LEED Accredited Professional with specialty and has five separate exams to allow for individual specialization. The third tier standards have not yet been determined or released[21]. The Green Building Certification Institute has an education provider program that provide seminars and lectures to prepare candidates to take and pass the LEED Exams. International initiatives With many countries either having, or being in the process of developing domestic assessment methods, international exchanges and coordination have being increasingly evident. In 1997, for example, the International Organization for Standardization’s Technical Committee 59 (ISO TC59) - Building Construction resolved to establish an ad hoc group to investigate the need for standardized tools within the field of sustainable building. This subsequently evolved and was formalized as Sub-Committee ISO T59/SC17 – Sustainability in building construction – the scope of which includes the issues that should be taken into account within building environmental assessment methods. In Europe, under European Committee for Standardization's TC350 -Sustainability of Construction Works, a consensus-building process that relates to other standards (ISO) and harmonizes existing approaches was launched. These standards shall enable the exchange of sustainability information related to internationally traded products and services. The Sustainable Building Alliance (SB Alliance), a non-profit, non-partisan international network of universities, research centers and technical assessment organizations that is intended to accelerate the international adoption of Sustainable Building (SB) practices through the promotion of shared methods of building performance assessment and rating. The SB Alliance initiative is supported by the UNESCO Chair for sustainable buildings and the UNEP sustainable building and construction initiative. Facts It is estimated that the value of green building construction is projected to increase to $60 billion by 2010. By 2009, 82% of corporate America is expected to be greening at least 16% of their real estate portfolios; of these corporations, 18% will be greening more than 60% of their real estate portfolios. The green building market is estimated to be worth $30-$40 billion annually by the year 2010. By 2010, approximately 10% of commercial construction starts are projected to be green. According to McGraw-Hill bulding smart Smart Market report 2006. Every business day, $464 million worth of construction registers with LEED. Since 2000, USGBC's membership has more than quadrupled. Currently, there are 19,957 member organizations including corporations, government agencies, non-profits and others from throughout the industry. Over 5 billion sqaure feet of commercial building space is involved with LEED green building certification system. Construction yields an annual output of U.S. $4.6 trillion, contributing to 8-10% of the global GDP encompassing a workforce of 120 million people and billions of transactions each day. Comprises 13.4% of $13.2 trillion US GDP. This includes all commercial, residential and infrastructure construction. Commercial and residential building construction constitutes 6.1% of GDP. Buildings represent 38.9% of US primary energy use. Building are one of the heaviest consumers of natural resources and account for a significant portion of the greenhouse gas emissions that effect climate change. In the US, buildings account for 38% of all CO2 emissions. Building represent 72% of US consumption. Building use 13.6% of all potable water, or 15 trillion gallons per year. Buildings use 40% of raw materials globally (3 billion tons annually). EPA estimates that 136 million tons of building related construction and demolition debris was generated in the US in a single year. Compare that to 209.7 tons of municipal solid waste generated in the same year. The three largest segments for non-residential green building contruction - office, education and healthcare will account for more than 80% of total non-residential construction.