The overall effect of the buildings on the natural environment is astronomical. According to the United States Green Building Council (USGBC), the commercial building sector produces more than 1 billion metric tons of carbon dioxide (CO₂) per year. That’s a 30 percent increase in CO₂ emissions over 1990 levels. Every day, we use nearly 5 billion gallons of water to flush toilets, and a typical building generates about 1.6 pounds of solid waste per day. These statistics show us how important it is to reduce our waste and cut down on our emissions.

Ideally, using a holistic approach to building instead of a piecemeal system is best because it enables architects, designers, urban planners, environmental consultants, landscape architects, and builders to come together to plan for overall environmental footprint reduction. Building green enhances and protects ecosystems and biodiversity, improves air and water quality, reduces waste, and conserves natural resources. From more outdoor open space to greener building materials, the building industry is raising the bar on green construction thanks to the USGBC, which was founded in 1993 to promote green building. Through their efforts, the building industry was one of the first to adopt green principles and is an industry that is much farther along on the greening curve than most.

In addition to helping the environment, building green saves money. Green buildings reduce expenses through lower operating costs over the life of the building. More efficient energy and water use reduce overall operational costs. Building green reduces the lifetime operational costs of the building and enhances the value and asset of the property. More and more people want to work in a building that has healthy indoor air quality, natural lighting, and eco-friendly policies. Business owners and employers benefit by attracting and retaining talented employees because they offer amenities in their workspace that other companies do not. Also some benefits to building green are not as easily quantified; improved occupant health, comfort, and productivity all contribute to an improved company bottom line. Healthier, happier employees are more productive, have fewer sick days, and have reduced health-care costs.

In some cases, a green building may cost more up front, but savings over time greatly outweigh the initial costs. Even with a tight budget, many green building measures can be incorporated into a project with minimal upfront costs. In Chapters 4 and 5, we discussed two ways to reduce costs—energy and waste reduction. An initial investment may be required to upgrade to more efficient lighting, but the payback period is short-lived. According to the Environmental Protection Agency (EPA)’s Energy Star program, LeRoy Harvey’s company, Urban Options in East Lansing, Michigan, offers guidance and services for managing homes and yards in more energy-efficient, ecologically sound, and healthy ways. By installing compact fluorescent lamps, T-8 fluorescent lamps, improved insulation, a new high-efficiency heating system, and other measures, the organization has lowered its energy bills by an estimated $2,000 a year.

The building owner normally makes the final decision when it comes to greening your space. So if you are incorporating green building tactics into your new or existing rented space, you need to get everyone, including the owner, on board. Different selling points will appeal to different building owners depending on the type of building you are working in. The proposition that healthier indoor air quality and increased daylight is proven to heighten employee productivity might convince a business owner, whereas the enticement of a higher lease rate or faster turnaround time might appeal to the commercial property owner, and the promise of lower operating costs will appeal to the property manager. An April 2008 study conducted by the CoStar Group found that tenants are paying an average of $11.24 per square foot over conventional building competitors. Remember that as a renter, you are the landlord’s customer, so it is in the landlord’s best interest to work with you to make your environment as pleasant and productive as possible.

Before speaking with your landlord or building owner, list all the positives for greening your space that you can think of, paying particular attention to changes that will save the landlord money through a decrease in operational expenses. This is particularly important for tenants whose monthly rent includes utility fees. Be sure to have a clear idea of who will pay for improvements made to your space. If you are covering improvement costs, how will you recapture your investment? This will help you focus your thoughts and develop concise arguments for your landlord to consider. Consult your fellow colleagues when creating this list to get input from your entire team. It may also help to approach the landlord as a unified team. After all, there is strength in numbers.

Retrofitting your space for greater efficiency not only saves you energy and money but also reduces your overall environmental footprint by lowering your building’s carbon footprint. According to the Energy Information Administration, 68 percent of the energy consumed in buildings is utilized for electricity. Paying for this energy can get expensive and makes up a huge part of a building’s operational budget.

Begin the retrofitting process by commissioning your existing building. Existing building commissioning checks the performance of all building systems and determines a blueprint for building improvements. Your energy and water systems are checked during building commissioning.

Note

HVAC is an acronym for heating, ventilating, and air conditioning. It includes systems used to provide thermal comfort and ventilation for building interiors.

Utilizing the results of the commissioning study, develop a plan for resource reduction through improved building efficiency. This could include optimization of your building’s HVAC system, lighting retrofitting such as replacing incandescent light bulbs with compact fluorescent or LED light bulbs, and the installation of faucet aerators on all sinks to reduce water usage.

Renovating, or reusing, an existing building is the number-one way to reduce a building’s environmental impact. By renovating an existing space, you are saving a tremendous amount of resources that a new construction project would normally utilize, including reducing the overall building footprint of a new construction project. Renovating an existing space also preserves open and green space because you are not breaking ground for a new structure. In addition to benefiting the environment, renovating existing buildings can contribute to community development projects by refurbishing decrepit, run-down buildings. Contributing to community revitalization projects rebuilds towns that are in desperate need of maintenance and care, revitalizes neighborhoods, and brings back the concept of “Downtown America.” Choosing to renovate a building in an area in need of revitalization can lead to substantial cost savings. Often local, state, and federal governments provide tax incentives to builders for redevelopment of blighted areas, and property is less expensive.

When choosing a building to renovate, make sure the overall structure is sound and intact. Whether you are conducting a minor renovation or a complete overhaul, a strong foundation is the key to any building.

When specifying materials for your project, use local materials first. When choosing local materials, take into consideration where the raw material for those products was extracted, harvested, or recovered, as well as where the product was manufactured. A good example of a locally manufactured product would be one that recovers a recycled raw material, such as a glass bottle, and makes that item into a finished product.

For example, Vetrazzo, a manufacturer in Oakland, California, collects bottles recycled locally to make building products. Bottles are collected from local manufacturers and transported to their manufacturing facility, where they are transformed into one-of-a-kind slabs that are used to fabricate countertops and other slab surfaces. People purchasing this product in close proximity to Vetrazzo’s manufacturing facility are making a local purchase that supports the local economy. Using local materials reduces your overall environmental impact due to reduced shipping distances. Barges, tractor-trailer trucks, and trains all use fossil fuel to operate, and therefore, contribute to air pollution and global warming. Local procurement also supports local economic development, keeps money paid for the materials in the regional economy, and provides jobs for local workers, all of which further fuel a healthy, sustainable economy. While it may not be possible to purchase products that are all extracted, harvested, recovered, and manufactured locally, it is possible to support locally owned and operated businesses. Research locally owned stores in your area and make an effort to support them. Ultimately, this will build your local economy and reduce your environmental impact.

The use of natural building materials offers a way to utilize resources that are often renewable and grow in the natural environment. Many of these materials reduce the release of toxins indoors and contribute to healthier indoor air quality. Natural materials consist of building products which are composed of raw materials derived from natural sources and minimally processed.

Examples of natural, rapidly renewable materials include wool, bamboo, cotton, wheat board, cork, and linoleum. If you are procuring natural, rapidly renewable wood products, be sure to ask what types of binders or adhesives were used in the manufacturing of the product. Choose products that emit low or no volatile organic compounds (VOCs) to maintain healthy indoor air quality.

Kirei Board is a good example of an eco-friendly decorative design material. It’s made from the waste stalks of the edible sorghum plant, waste fiber that previously was burned or sent to landfill for disposal. Using this rapidly renewable fiber for a building product creates a sustainable use for something that was previously considered waste material, prevents its disposal in landfills, and gives rural farmers a new source of revenue.

Kirei Board, environmentally friendly building material.

(Courtesy Kirei USA)

Note

A rapidly renewable material is an agricultural product, both fiber and animal, that takes 10 years or less to grow or raise and to harvest in an ongoing and sustainable fashion.

Volatile organic compounds (VOCs) are toxic substances in gases emitted from caustic chemicals, paints, adhesives, formaldehyde, and many common building materials. If you can’t avoid using VOC-containing products, use them in well-ventilated areas.

Studies show that hot and stuffy work conditions have little appeal to employees. People who work in poorly ventilated environments need to rest more often and have difficulties concentrating. Stuffy environments create cranky, nonproductive people and lead to an increase in absenteeism and sick days.

To ensure you have proper ventilation in your building, utilize an outdoor air delivery monitoring system. For buildings that use a mechanical ventilation system, provide a CO₂ sensor in densely occupied spaces. High CO₂ levels indicate a low air circulation and dilution rate of occupant-related contaminants, leading to an unhealthy workforce. Keeping the indoor CO₂ concentrations relative to those found outdoors creates the best indoor air quality for building occupants. The initial cost of installing a monitoring system will be recouped over time through increased efficiency of your HVAC system, increased employee productivity, and decreased absenteeism.

For naturally ventilated spaces, make sure you have a crossflow of natural air. Open windows as much as possible to ensure proper airflow. It’s also a good idea to install an outdoor air delivery monitoring system in naturally ventilated spaces. According to the Natural Institute on Building Sciences Whole Building Design Guide, in favorable climates, buildings with natural ventilation can use an alternative to conventional air conditioning, saving 10 to 30 percent on total energy consumption.

Natural lighting and views have a profound effect on employee productivity and result in an overall reduction of utility costs due to a decreased use of electrical lighting. The Sustainable Buildings Technical Manual estimates that a building well-lit with daylight reduces lighting energy use by 50 to 80 percent. This not only reduces building operational costs but also reduces air pollution impacts and global warming associated with conventional energy production.

Increase natural lighting whenever possible by utilizing all the windows in your space. Remove thick, dark curtains and any other obstructions that would block views and prevent daylight from entering windows. Skylights and Solatubes are also fantastic, cost-effective ways to add more daylight to your space without embarking on a complete redesign.

Note

A Solatube is a daylighting system that captures light through a dome on the roof and channels it down through an internal reflective system. At the ceiling level, a diffuser that resembles a recessed light fixture spreads the light evenly through the room.

Of course, you need to work within the parameters available to you, but when you’re selecting a business location, if you wish to create a sustainable business, these are some of the things you’ll want to take into consideration. You may need to start simply when working in a less-than-ideal space, but you’ll have a greater idea of what to look for in the future and what to work toward. Whether you have a strip mall location or a stand-alone building, there are certainly some things you can do to green up your space.

According to the American Solar Energy Society, a minute’s worth of sunshine provides enough energy to power the earth’s needs for a year. Investing in renewable energy systems will lessen your environmental impact and reduce your overall long-term energy costs. The sun provides natural, renewable energy and enables you to create your own miniature power plant directly on your property. As energy prices increase, independent solar will prove to be increasingly cost effective. The three types of solar available in today’s market are monocrystal, polycrystal, and thin film. Monocrystal has the highest energy output at the moment. Many solar providers will be happy to discuss your options when going solar. Visit www.lowimpactliving.com/providers/Solar-Power/31# to find a solar provider near you.

Note

Renewable energy certificates (RECs) represent the commodity formed by the environmental attributes of a unit of renewable energy.

When you can’t install on-site solar, opt to purchase renewable energy certificates (RECs). RECs, renewable energy credits, or green tags represent the commodity formed by the environmental attributes of a unit of renewable energy. Under most programs, one REC is equivalent to the environmental attributes of 1 megawatt-hour (MWh) of electricity generated from a renewable source. In short, purchasing RECs help you offset your carbon footprint. But only purchase RECs after you have finished energy conservation and reduction measures. Think of them as an avenue to offset what you cannot reduce or manage, not a first resort to reducing your carbon footprint.

By using natural materials in your building construction and renovation, you can also reduce your exposure to toxins and the emissions they produce (see Chapter 8). Look for materials that do not emit VOCs and other harmful gasses that affect indoor air quality. VOCs react with sunlight to create ground-level ozone, commonly known as smog. This can cause unfavorable health conditions for workers, such as respiratory problems and eye irritation. Ask product manufacturers if their products emit any VOCs. If they say no, be sure to ask for back-up documentation and testing that proves the products are nonemitting.

The first step in creating a successful waste reduction program is to contact your local waste hauler and ask if it collects recycling and compost as well as trash. When discussing your options for recycling, be sure to ask what number plastics, 1 through 7, it recycles. Most municipalities that recycle commonly take PETE (#1) and HDPE (#2) plastic, but more areas are broadening the types of plastic they can recycle. If your waste hauler will not take recyclables, seek out alternative options for recycling disposal. A recycler might even pay you for your bottles and cans!

Note

A three stream waste system provides three separate receptacles for trash, recycling, and compost in one designated waste station area.

If you have a proper method of disposal for recycling, compost, and trash, you can create a three stream waste system in your building, which will enable you to reduce your waste and your garbage bills. A three stream waste system consists of three separate areas designated for trash, recycling, and compost. Provide three different-color bins—green for compost, blue for recycling, and black for trash—in an easily accessible area. Designate a paper bin that is separate from a bottle-and-can recycle bin. Having multiple waste stations set up around your facility and providing signage telling occupants what to throw in each bin will improve your waste reduction program. For example:

It is also important to create a disposal area for hazardous materials like batteries, incandescent light bulbs, and electronic waste. Check with your local waste management provider to find hazardous household waste drop-off centers, collection dates, and times.

You must educate and engage your employees on your new waste reduction program to ensure success, so think of creative ways to get your team involved. Give them smaller trash cans at their desks and provide incentives for increased building diversion rates. Holding a brief training session educating all employees on the new waste diversion program will also help increase your diversion rates.

According to the USGBC, approximately 340 billion gallons of fresh water are withdrawn per day from rivers, streams, and reservoirs to support residential, commercial, industrial, agricultural, and recreational activities. Americans extract 3,700 billion gallons of water per year more than they return to lakes, rivers, streams, and underground aquifers. With rising water costs and increased water scarcity and drought, now is the time to conserve water.

When landscaping, planting species native to your area will reduce water consumption, and you can increase water efficiency by watering your lawn pre-dawn. Rainwater harvesting provides a great solution to outdoor watering needs. To set up a harvesting system, place a catchment barrel under your downspout gutter. To prevent infestation of bugs and keep out debris, cover the main opening of the catchment barrel, leaving a hole where the downspout meets the opening. Use this water to water your garden, but do not drink it unless you filter it with a trusted water filter (see Chapter 9).

And remember, faucet aerators are an inexpensive way to reduce energy and water consumption. For as little as a few dollars and a few minutes of time, you can easily retrofit your sink or showerhead with an aerator.

Adding a toilet dam to all the toilets in your building will reduce water consumption. Toilet dams, placed in the tank of a toilet, reduce tank size, which uses less water. Some people put a brick in their tank to reduce water consumption, but this is not recommended, as it could damage your toilet.

Check for leaks in sinks, showers, and toilets. Water leaks can cost hundreds to thousands of dollars per year depending on the size of the leak. The best method for determining whether or not a leak exists is to take a water meter reading, which will check the entire internal plumbing system for leaks.

As you can see, there are many ways to create a more efficient, sustainable workplace. Applying some or all of these principles will save you money and resources and help ensure better health for everyone.